Florida Housing Bills 1730 & 784: Boosting Production

Florida’s Bold Moves to Tackle Housing Crisis: A Look at the 2025 Legislative Changes

Florida is aggressively confronting its housing challenges with innovative legislative actions. The 2025 legislative session culminated in the adoption of Senate Bill (SB) 1730 and SB 784, both poised to transform housing advancement across the state. These bills, awaiting Governor DeSantis’s signature, aim to streamline processes, reduce bureaucratic red tape, and ultimately boost housing production.will these changes successfully address Florida’s pressing housing needs?

Senate Bill 1730: Fine-Tuning the Live local Act for Mixed-income Housing

The Live Local Act (LLA), initially enacted in 2023, sought to encourage mixed-income housing projects in areas traditionally restricted by zoning policies.However, developers encountered hurdles in the first two years. SB 1730, sponsored by Sen. Alexis Calatayud (R-Miami),addresses these issues by streamlining the application process and granting additional development rights for qualifying projects.

Key Highlights of SB 1730

• No Additional Public Hearings: Affordable housing developments under Section 125.0155, F.S., or Section 166.04151, F.S., will undergo administrative review and approval, bypassing additional reviews by local regulatory boards. This speeds up the approval process substantially.
• Retroactive Density and Height Protection: Local governments cannot restrict density, floor area ratio (FAR), or height below the highest levels allowed on July 1, 2023. This prevents downzoning efforts that could undermine LLA projects.
• PUD Development Inclusion: Multifamily and mixed-use residential affordable housing projects are permitted in flex-zoned areas and Planned unit Developments (PUDs), ensuring PUDs are not off-limits.
• Building Moratorium Limits: Building moratoriums are limited to 90 days within a three-year period,unless for stormwater management purposes,preventing lengthy delays.
• Expedited litigation: State judges are directed to expedite litigation between developers and local governments over LLA projects. Prevailing developers can recover legal fees up to $250,000. Local governments must report annually on affordable housing litigation.
• Parking Waivers: Local governments must reduce parking requirements by 15 percent if the development is near a transit stop (within a quarter mile), a major transportation hub (within half a mile), or has available parking within 600 feet. Projects in transit-oriented development (TOD) areas receive a 100 percent parking reduction.
• Administrative Demolition Approval: Demolition of structures on properties associated with affordable housing developments can be administratively approved, provided it complies with state and local laws.
• Historic Property Preemptions: Height restrictions on affordable housing in historic districts are limited to the highest building allowed within a three-quarters of a mile radius on or after July 1, 2023. While architectural design regulations can be enforced, they cannot affect height, FAR, or density.
• Multifamily Housing on Religious Properties: local governments must allow multifamily housing on properties owned by religious institutions,irrespective of zoning,provided that 10 percent of the units are affordable.

Did You Know? According to a 2024 report by the National Low Income Housing Coalition, Florida faces a shortage of over 700,000 affordable rental homes for extremely low-income renters.

Senate Bill 784: Streamlining the Platting Process

Platting, a necessary step for subdividing land for new housing, has frequently enough been a lengthy process. SB 784 aims to change this by amending Section 177.071 of the Florida Statutes to require administrative review and approval for all plat or replat applications.

Key Improvements in Platting Approvals

• Administrative Review: If a plat or replat application complies with Section 177.091, it must be administratively approved without further local governing body action.
• Designated Authority: Local governments must establish an authority (agency, department, or employee) to process plats.
• Defined Timelines: Local governments must establish and adhere to explicit review and approval timelines. within seven business days of receipt, the authority must notify the applicant of receipt and identify any missing documents.
• Municipal Jurisdiction: Plats within a municipality are under the exclusive jurisdiction of that municipality, eliminating the need for county approval in areas like Miami-Dade County.

Pro Tip: Developers shoudl familiarize themselves with the specific requirements of Section 177.091 of the Florida Statutes to ensure thier plat applications are complete and processed efficiently.

Potential Future Trends and Impacts

The implementation of SB 1730 and SB 784 is expected to significantly impact Florida’s housing market. By reducing bureaucratic delays and providing clearer guidelines, these bills could lead to increased housing production, notably in the affordable and mixed-income segments.

Projected Benefits

• Increased Housing Supply: Streamlined processes could accelerate the pace of new housing construction, helping to address the state’s housing shortage.
• reduced Project Costs: Eliminating unneeded delays and reducing parking requirements can lower development costs, making projects more financially viable.
• More Mixed-Income Communities: By encouraging development in previously restricted areas, the LLA and SB 1730 could lead to more diverse and inclusive communities.
• Greater Developer Certainty: Clearer rules and expedited litigation processes provide developers with greater certainty, encouraging investment in housing projects.

However, challenges remain. Local governments may need time to adapt to the new administrative frameworks, and some communities may resist changes that alter their zoning landscape. Effective implementation will require collaboration between state and local authorities, as well as ongoing monitoring and adjustments to address any unforeseen issues.

Bill	Key Provision	Potential Impact
SB 1730	No Additional Public Hearings	Faster approval for affordable housing projects
SB 1730	Retroactive Density Protection	Prevents downzoning efforts against LLA projects
SB 784	Administrative Plat Approval	Streamlines land subdivision for new housing
SB 784	Defined Timelines	Ensures timely processing of plat applications

Did You Know? Miami-Dade county’s median home price in April 2024 was approximately $600,000, making it one of the least affordable housing markets in the United States, according to the Miami Association of Realtors.

Potential Challenges and Considerations

While these legislative changes hold promise, they are not without potential challenges. Local governments may face difficulties adapting to the new administrative frameworks. Some communities may resist the changes, particularly those that alter established zoning landscapes. Additionally, the effectiveness of these measures will depend on consistent enforcement and ongoing monitoring to address any unintended consequences.

One critical area to watch is the impact on historic districts. The administrative approval of demolitions and the preemption of local height restrictions could lead to conflicts between affordable housing goals and historic preservation efforts. Balancing these competing interests will require careful consideration and sensitivity to local contexts.

Moreover, the expedited litigation process could strain the resources of state courts and potentially lead to a surge in legal disputes between developers and local governments. Clear guidelines and judicial training might potentially be necessary to ensure that these cases are handled efficiently and fairly.

Reader Question: How do you think these new laws will affect the character and charm of historic districts in Florida? What safeguards should be put in place?

FAQ: Understanding Florida’s New Housing Laws

What is the main goal of SB 1730 and SB 784?

The main goal is to streamline housing development processes in Florida by reducing bureaucratic delays, encouraging mixed-income housing, and boosting overall housing production.

How does SB 1730 help developers?

SB 1730 helps developers by eliminating additional public hearings, protecting against downzoning efforts, allowing development in PUDs, limiting building moratoriums, expediting litigation, providing parking waivers, and streamlining demolition approvals.

What changes does SB 784 bring to the platting process?

SB 784 mandates administrative review and approval for plats,establishes designated authorities for processing plats,defines timelines for review,and grants municipalities exclusive jurisdiction over plats within their boundaries.

When do these bills take effect?

Unless vetoed by the Governor, both SB 1730 and SB 784 will take effect July 1, 2025.

florida’s commitment to addressing its housing crisis through legislative action is a significant step. The success of SB 1730 and SB 784 will depend on effective implementation,collaboration between state and local entities,and ongoing adaptation to the evolving needs of the state’s housing market.

Considering the expedited litigation provisions in SB 1730 and SB 784, what specific mechanisms are proposed to prevent a potential backlog of cases and ensure court efficiency in handling the increased volume of housing-related litigation?

Florida’s Housing Revolution: An Interview with Dr. Anya Sharma

Archyde News Editor sits down with Dr. Anya Sharma, a leading urban planning expert and Professor of Housing Policy at the University of Florida, to discuss the potential impacts of Florida’s new housing legislation, specifically Senate Bill 1730 and Senate Bill 784.

Interview:

Archyde News Editor: Dr. Sharma, welcome. it’s a pleasure to have you with us today. Florida is making some bold moves to tackle its housing crisis. What are your initial thoughts on the new legislative changes with SB 1730 and SB 784?

Dr. anya Sharma: Thank you for having me. It’s certainly a pivotal moment. These bills represent a critically important shift in Florida’s approach to housing. The intent is clear: streamline processes, increase housing production, and address the affordability issues that have gripped the state.

SB 1730: A Deep Dive

Archyde News Editor: let’s start with SB 1730. This bill seems to refine the Live Local Act. What are the most critical aspects of this legislation,in your view?

Dr. Anya Sharma: SB 1730 addresses some of the key stumbling blocks developers encountered with the original Live Local Act. The elimination of additional public hearings for qualifying affordable housing projects is huge. It’s a time saver. Retroactive density and height protections prevent local governments from effectively downzoning LLA projects. Also, including multifamily and mixed-use residential developments in PUDs opens up more options. And the expedited litigation, while potentially straining resources, underscores the state’s commitment to get this new housing built.

Archyde News Editor: The bill includes provisions related to parking waivers and demolitions. How significant are these elements for projects in Florida?

Dr. Anya Sharma: The parking waivers, especially those tied to transit access, are very forward-thinking. Less parking can definitely help reduce building costs. Streamlining building demolition approvals should expedite the process for redeveloping suitable sites, but with caution. Demolitions and the preemption of local height restrictions in historic districts demand careful consideration and balancing conflicting interests, such as historic preservation and affordable housing goals.

SB 784: Reforming Platting

Archyde News editor: Moving on to SB 784, the focus shifts to the platting process. How does this legislation seek to improve and simplify the subdivision of land for new housing?

Dr. Anya Sharma: SB 784’s core strength is the shift to administrative review for plat applications that meet code requirements. By requiring designated authorities, defined timelines, and municipal jurisdiction, it aims to create a far more predictable and efficient process. Reducing delays in platting ultimately helps developers get shovels in the ground faster, which is essential to boost supply.

Potential Impact and Challenges

Archyde News editor: What are the projected benefits and challenges associated with these changes, according to your professional analysis?

Dr. Anya Sharma: The benefits are potentially substantial: increased housing supply, reduced project costs, and more mixed-income communities. But challenges are inevitable.Local governments will need to adapt the new framework, which may take time and resources. Some opposition to the changes is likely. Proper monitoring and adjustments are essential to address unintended consequences and ensure the successful implementation of the new guidelines.

Archyde News Editor: You mentioned potential conflicts in historic districts. do you believe those concerns need to be better addressed?

Dr. Anya Sharma: Absolutely.Preserving the character and integrity of historic districts is crucial. SB 1730’s provision for regulating height restrictions in relation to historical buildings needs careful scrutiny. There needs to be a balance to protect the historic elements of Florida’s cities and towns and to make sure that the new laws don’t inadvertently harm historic structures in the process. Clearer guidelines on the use of historic preservation for new construction coudl prove useful to ensure that affordable housing can be provided in a fair and reasonable way.

Archyde News Editor: The bills expedite litigation. will this create further strain for the court system?

Dr. Anya Sharma: That’s a concern. The courts might be pressured. It’s essential to provide training and clearly define the court cases if the process is to work efficiently. An increase of litigation could result and further strain on the courts.

Looking Ahead

Archyde News Editor: Dr. Sharma, what is your assessment of these legislative efforts?

Dr. Anya sharma: These are enterprising bills with the potential to transform Florida’s housing landscape. Their true impact will depend on the effective and consistent implementation and a willingness to adapt as needed. The need is urgent, and these bills represent a necessary step in the right direction.

Archyde News Editor: Thank you for sharing your insights with us,Dr. Sharma. It’s been a pleasure.

Dr. Anya Sharma: Thank you for having me.

Reader Question:

What do you believe are the most critical trade-offs between affordable housing goals and historical preservation efforts? Would you be supportive of these new reforms as they stand currently?